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Updated over 4 years ago, 09/07/2020
Renting out Primary residence - tax implications
As noted in another post, I'm considering renting out my LA condo, which will be cash flow negative in the range of $500/mo. I bought the house for $320k with 20% down, did a cash out refi recently and got a new $420k loan. That means there's about $230k in equity left in the home.
If I rent it out, it'll be at around $3k/mo, but with all expenses, it'll cost me $500/mo, so I'll be losing $6k year in cash. Assuming the property conservatively appreciates by 3%/yr, does this move make sense over a turnkey (not that I only want a passive investment) with an ROI of about 17% (including cash flow, appreciation, and house paydown)?
My understanding is that I can no longer get the $250k cap gains exclusion if I move out and don't live in the place in three years. But what if I want to keep this as a long term rental property and sell it in a decade? Am I out of luck and have to pay taxes on what would've been a $250k exclusion? To me, renting out the primary residence only makes sense if I can do it for the long term, especially when housing prices could drop 10-20%+ in one year (like they did around 2007 in LA).
Assuming I can afford to lose $6k/yr on the negative cash flow, is turning this into a longterm rental going to be a bad decision if I don't plan on selling it within three years? Is there any way to hold onto that $250k exclusion if it's a long term rental?